Not saying buying at the right time and gaining appreciation wouldn't be great, your still just gambling on an appreciating market.

So my default offer assumes border line gut job.  

It's right on the border of the ghetto as well.  

So I live in the Lower southern region of Texas by the border (you've probably seen us on Border Wars).Anyways...I'm a newbie with no Investing experience, but highly educated in common sense!

I think there are too many unknowns to be getting into a gambling situation with interest rates 5 years from now. 

I know many property managers that won't even manage a property with a home warranty because they are so slow and difficult to deal with.I had a friend that went to Vegas for the first time and he was really excited to try gambling.

Be prepared for a long-term buy n hold unless the gambling or short-term rental regulations change.

On the border of Tosa, which is a hot area.

If the capital structure involves use of debt, that involves varying levels of complexity whether its a Canadian bank lending for offshore RE acquisition or a US bank, lending to a foreign investor within its borders.

I don't expect that to happen anytime soon but if you want to not gamble, cash flow is a good option.If you are looking for an off market property you can contact several wholesalers and let them know what you are looking for OR (my fav) go driving for dollars in the neighborhood you are looking at.